16231 N INTERSTATE HY 35 TX 78660
| Owner | SVC ABS LLC |
|---|---|
| Parcel ID | 0278260109 |
| Short ID | 529143 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 52,454 SF |
| Land SF | 881,935 SF |
| Acres | 20.246 |
| Year Built | 2003 |
| Legal | LOT 1 BLK A GREENLAWN 35 BUSINESS CENTER |
| Neighborhood | 96ALL |
| Land | $10,054,059 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,054,059 |
| Improvement | $2,678,930 |
|---|---|
| Total Improvement | $2,678,930 |
| Market | $12,732,989 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,732,989 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,732,989 |
| Taxable Value | $12,732,989 |
|---|
Appreciation: Market value has risen +15.8% from $11,000,000 (2021) to $12,732,989 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.6136% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $205,464. Round Rock ISD is the largest single contributor, at 55.3% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 79% of market value ($10,054,059 land vs $2,678,930 improvements), about $11/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $12,732,989, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,288,063 by 2030, with an estimated annual tax burden around $202,941. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 465,446 SF | ✗ |
| 491 | SPRINKLER HEADS | 51,454 SF | ✗ |
| 1ST | 1st Floor | 36,750 SF | ✓ |
| 2ND | 2nd Floor | 15,704 SF | ✓ |
| 611 | TERRACE | 15,192 SF | ✗ |
| 501 | CANOPY | 11,340 SF | ✗ |
| 511 | DECK | 595 SF | ✗ |
| 327 | STORAGE COMM'L | 392 SF | ✓ |
| 541 | FENCE COMM LF | 232 SF | ✗ |
| 482 | LIGHT POLES | 76 SF | ✓ |
| 437 | FENCE MASON LF | 69 SF | ✗ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 529143 | SPIRIT MASTER FUNDING II LLC | 16231 INTERSTATE HY 35 78660 | $6,900,000 | $6,900,000 | $6,900,000 |
| 1010061 | AUSTINS FEC RE LLC | — | $4,628,253 | $4,628,253 | $4,628,253 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $113,718.32 | $113,718.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $47,856.30 | $47,856.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $15,027.86 | $15,027.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $13,165.91 | $13,165.91 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $11,811.76 | $11,811.76 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $3,883.56 | $3,883.56 | Paid |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $205,463.71 | $205,463.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $11,528,253 | $12,732,989 | -9.5% |
| Assessed Value | $11,528,253 | $12,732,989 | -9.5% |
| Land Value | $10,054,059 | $10,054,059 | +0.0% |
| Improvement Value | — | $2,678,930 | — |
| Taxable Value | $11,528,253 | $12,732,989 | -9.5% |
| Total Tax 2026 = estimate |
~$186,024
Estimated
|
~$205,464
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $17,013,670 | $11,528,253 | -5,485,417 (-32.2%) |
| Taxable Value | $17,013,670 | $11,528,253 | -5,485,417 (-32.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $11,528,253 | $10,054,059 | — | — | $11,528,253 | $11,528,253 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,732,989 | $10,054,059 | $2,678,930 | — | $12,732,989 | $12,732,989 | ~$205,464 | Partial |
| 2024 | $14,200,000 | — | — | −$4,145,941 | $10,054,059 | $— | $200,890 | Verified |
| 2023 | $10,749,465 | — | — | −$695,406 | $10,054,059 | $— | $216,301 | Verified |
| 2022 | $— | — | — | — | $10,060,295 | $— | $180,923 | Verified |
| 2021 | $11,000,000 | — | — | −$939,705 | $10,060,295 | $— | $159,364 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.0% | -21.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -22.8% | -22.8% | ~100% | 1.5800% | Verified |
| 2023 | +53.3% | +53.3% | ~100% | 1.3100% | Verified |
| 2022 | -21.3% | -21.3% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 1.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.5% | +2.5% | +5.9% | +32.1% | 2024 | -10.3% | 2025 |
| Assessment Ratio | 100.0% | 91.2% | — | 100.0% | 2025 | 70.8% | 2024 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$205,464 | $195,505 | ~$204,571 | $216,301 | 2023 | $159,364 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,207,323 | ~$13,207,323 | ~1.5564% | ~$205,558 | +3.7% |
| 2027 | ~$13,699,326 | ~$13,699,326 | ~1.4992% | ~$205,375 | +7.6% |
| 2028 | ~$14,209,658 | ~$14,209,658 | ~1.4419% | ~$204,892 | +11.6% |
| 2029 | ~$14,739,001 | ~$14,739,001 | ~1.3847% | ~$204,089 | +15.8% |
| 2030 | ~$15,288,063 | ~$15,288,063 | ~1.3275% | ~$202,941 | +20.1% |
| 2026 | ~$12,952,663 | ~$12,952,663 | ~1.6136% | ~$209,008 | +1.7% |
| 2027 | ~$13,176,126 | ~$13,176,126 | ~1.6136% | ~$212,614 | +3.5% |
| 2028 | ~$13,403,445 | ~$13,403,445 | ~1.6136% | ~$216,282 | +5.3% |
| 2029 | ~$13,634,686 | ~$13,634,686 | ~1.6136% | ~$220,014 | +7.1% |
| 2030 | ~$13,869,916 | ~$13,869,916 | ~1.6136% | ~$223,810 | +8.9% |
| 2026 | ~$13,461,982 | ~$13,461,982 | ~1.5278% | ~$205,669 | +5.7% |
| 2027 | ~$14,232,712 | ~$14,232,712 | ~1.4419% | ~$205,225 | +11.8% |
| 2028 | ~$15,047,568 | ~$15,047,568 | ~1.3561% | ~$204,055 | +18.2% |
| 2029 | ~$15,909,076 | ~$15,909,076 | ~1.2702% | ~$202,079 | +24.9% |
| 2030 | ~$16,819,908 | ~$16,819,908 | ~1.1844% | ~$199,208 | +32.1% |
In 2025, this property's market value of $12,732,989 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $12,732,989 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $14,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,749,465 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $11,000,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.